Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Edinburgh's property market is included in our pack
This article covers the current housing prices in Edinburgh in 2026.
We constantly update this blog post with the latest market data and trends.
Edinburgh's property market continues to show interesting patterns across different neighborhoods and property types.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Edinburgh.
Insights
- The median property price in Edinburgh rose just 4% in the past year, nearly matching inflation, meaning real prices stayed flat in 2026 while prime neighborhoods kept their premium intact.
- Buyers in Edinburgh typically pay 5% to 8% above the listed "Offers Over" price because multiple bids push final sales higher, especially for well-presented flats in popular school catchments.
- Flats make up about 60% of all Edinburgh property transactions in 2026, driven by the city's large stock of tenement buildings and apartments that dominate the housing landscape.
- New-build homes in Edinburgh command a 15% to 25% premium over comparable older properties due to modern specifications, energy efficiency, and relative scarcity in central areas.
- The city's most expensive neighborhoods like New Town and Stockbridge sell for roughly 50% above the Edinburgh average, with prices reaching £6,500 to £10,500 per square meter in prime locations.
- Over half of Scotland's £1 million-plus property sales happen in Edinburgh, making the city the clear hotspot for luxury residential transactions across the entire country in 2026.
- Properties in Gorgie and Dalry offer the lowest entry point in Edinburgh at around £160,000 to £320,000, providing access to the market for first-time buyers on tighter budgets.
- Edinburgh house prices grew 42% over the past decade but only about 2% after adjusting for inflation, showing that long-term real growth has been modest despite strong nominal gains.
What is the average housing price in Edinburgh in 2026?
The median housing price gives a better picture of the typical Edinburgh market than the average because it is not skewed by extremely expensive luxury properties.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including Registers of Scotland and the Office for National Statistics, which we manually double-checked for accuracy.
The median housing price in Edinburgh in 2026 is £270,000, which equals approximately $364,000 or €309,000. The average housing price in the Edinburgh market in 2026 is £339,000, which translates to roughly $457,000 or €388,000.
The price range for 80% of residential properties in the Edinburgh market in 2026 falls between approximately £115,000 and £570,000.
A realistic entry range in Edinburgh in 2026 is £150,000 to £220,000 (roughly $202,000 to $297,000 or €172,000 to €252,000), which typically gets you an existing one-bedroom flat of about 35 to 45 square meters in areas like Leith, Restalrig, or Gorgie in an older tenement or 1980s building.
A realistic price range for a typical luxury property in the Edinburgh market in 2026 is £900,000 to £2,500,000 or more (approximately $1.21 million to $3.37 million or €1.03 million to €2.86 million), which typically gets you an existing Georgian townhouse flat or full townhouse of 150 to 250 square meters in prime areas like New Town, West End, Stockbridge, or The Grange with high ceilings and premium finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Edinburgh.
Are Edinburgh property listing prices close to the actual sale price in 2026?
The estimated percentage difference between listed prices and actual sale prices in Edinburgh in 2026 is typically plus 5% to plus 8% above the "Offers Over" marketing price.
This happens because many Edinburgh properties are marketed as "Offers Over" at a price deliberately set below the seller's true expectation to attract more viewings. When supply is tight or a home is well-presented, multiple bids at a closing date push the final sale above the headline number, especially in popular school catchments and for quality flats and houses.
Get fresh and reliable information about the market in Edinburgh
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per square meter or per square foot for properties in Edinburgh in 2026?
As of early 2026, the median housing price per square meter in Edinburgh is approximately £3,600 (around $4,855 or €4,122) and the median price per square foot is roughly £334 ($451 or €383). The average housing price per square meter in the Edinburgh market is about £3,764 (approximately $5,075 or €4,311) and the average price per square foot is around £350 ($472 or €401).
The highest price per square meter in Edinburgh in 2026 is found in smaller flats like studios and one-bedroom apartments in prime central areas, while the lowest price per square meter is typically in larger family houses in outer neighborhoods or homes needing significant upgrades.
In Edinburgh in 2026, you would find the highest price per square meter in neighborhoods like New Town, Stockbridge, and The Grange (with approximate ranges of £6,000 to £10,500 per square meter). You would find the lowest price per square meter in areas like Gorgie, Dalry, Restalrig, and Sighthill (with approximate ranges of £2,900 to £4,100 per square meter).
How have property prices evolved in Edinburgh?
Property prices in Edinburgh have changed modestly from one year ago, with the median rising from £260,000 in October 2024 to £270,000 in October 2025, a nominal increase of about 4%. This nearly matched the inflation rate of roughly 4%, meaning real prices stayed essentially flat as affordability pressure kept a lid on growth while prime and family-focused segments remained supported by Edinburgh's supply constraints in desirable neighborhoods.
Property prices in Edinburgh have changed significantly from ten years ago, with the median rising from £190,000 in October 2015 to £270,000 in October 2025, a nominal increase of 42%. After adjusting for inflation of about 39% over the same period, real prices grew by only about 2%, driven by long-run demand from jobs, universities, and lifestyle migration alongside limited central supply due to historic housing stock and planning constraints.
By the way, we've written a blog article detailing the latest updates on property price variations in Edinburgh.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Edinburgh.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Edinburgh in 2026?
The estimated breakdown in the Edinburgh property market in 2026 is roughly 60% flats and apartments, 25% terraced and semi-detached houses, 10% detached houses, and 5% new-builds across all types, reflecting Edinburgh's large stock of tenement buildings and apartment blocks that dominate the city's housing landscape.
The average price range for one-bedroom flats in Edinburgh as of the first half of 2026 is approximately £200,000 to £260,000 ($270,000 to $351,000 or €229,000 to €298,000). Two-bedroom flats typically range from £280,000 to £380,000 ($378,000 to $513,000 or €321,000 to €436,000). Three-bedroom flats in prime or large configurations range from £400,000 to £650,000 ($540,000 to $876,000 or €458,000 to €744,000). Terraced and semi-detached family houses typically range from £450,000 to £750,000 ($607,000 to $1,010,000 or €515,000 to €858,000). Detached houses range from £650,000 to £1,200,000 ($876,000 to $1,620,000 or €744,000 to $1,368,000). Prime townhouses and penthouses typically range from £900,000 to £2,500,000 or more ($1,210,000 to $3,370,000 or more, or €1,030,000 to €2,860,000 or more).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Edinburgh?
- How much should you pay for an apartment in Edinburgh?
How do property prices compare between existing and new homes in Edinburgh in 2026?
The estimated difference between existing and new-build homes in Edinburgh in 2026 is a premium of approximately 15% to 25% for new builds compared to comparable older properties.
This premium exists because new builds bundle the cost of renovation into the purchase price with modern specifications, insulation, and warranties, and they are relatively scarce in central Edinburgh, so buyers pay extra for convenience and energy efficiency.
Buying real estate in Edinburgh can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Edinburgh in 2026?
In New Town, you find gorgeous Georgian architecture and premium flats that are walkable to the city center, with price ranges typically from £550,000 to £1,600,000 ($742,000 to $2,160,000 or €630,000 to $1,832,000) as of the first half of 2026. This premium pricing reflects the area's prime status, exceptional period features, and central location that attracts both local buyers and international expats.
In Stockbridge, you find a village-like atmosphere with independent shops, quality flats, and family homes close to green space, with price ranges typically from £450,000 to £1,200,000 ($607,000 to $1,620,000 or €515,000 to €1,368,000) as of the first half of 2026. This pricing is driven by the neighborhood's popularity with professionals and expats who value the community feel and proximity to both nature and the city center.
In Gorgie and Dalry, you find entry-level opportunities with smaller flats and older properties that need cosmetic work, with price ranges typically from £160,000 to £320,000 ($216,000 to $432,000 or €183,000 to €366,000) as of the first half of 2026. This lower pricing exists because the neighborhoods are further from the center with fewer period features, making them accessible for first-time buyers and investors looking for value opportunities.
You will find a much more detailed analysis by areas in our property pack about Edinburgh. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Area Type | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| New Town | prime / walkable | £550k-£1.6m ($742k-$2.16m) | £6,500-£10,500 ($8,765-$14,158) | £604-£976 ($815-$1,316) |
| Stockbridge | popular / expats | £450k-£1.2m ($607k-$1.62m) | £5,500-£9,000 ($7,416-$12,136) | £511-£836 ($689-$1,127) |
| The Grange | family / prime | £600k-£1.5m ($809k-$2.02m) | £6,000-£9,500 ($8,090-$12,810) | £557-£883 ($751-$1,191) |
| Morningside | family / schools | £550k-£1.3m ($742k-$1.75m) | £5,800-£9,000 ($7,821-$12,136) | £539-£836 ($726-$1,127) |
| Marchmont | popular / students | £320k-£650k ($432k-$876k) | £4,500-£6,500 ($6,068-$8,765) | £418-£604 ($564-$815) |
| Bruntsfield | popular / commute | £350k-£750k ($472k-$1.01m) | £4,700-£6,800 ($6,337-$9,169) | £436-£631 ($588-$851) |
| Old Town | central / mixed | £280k-£700k ($378k-$944k) | £4,200-£7,000 ($5,664-$9,439) | £390-£650 ($526-$876) |
| Leith | value-to-trendy | £200k-£450k ($270k-$607k) | £3,300-£5,300 ($4,450-$7,147) | £306-£492 ($413-$663) |
| Portobello | lifestyle / beach | £300k-£700k ($405k-$944k) | £4,000-£6,800 ($5,394-$9,169) | £372-£631 ($502-$851) |
| Corstorphine | family / space | £350k-£650k ($472k-$876k) | £3,800-£5,500 ($5,125-$7,416) | £353-£511 ($476-$689) |
| Trinity | family / quiet | £380k-£800k ($513k-$1.08m) | £4,200-£6,500 ($5,664-$8,765) | £390-£604 ($526-$815) |
| Gorgie / Dalry | entry / commute | £160k-£320k ($216k-$432k) | £2,900-£4,100 ($3,912-$5,529) | £269-£381 ($363-$514) |
How much more do you pay for properties in Edinburgh when you include renovation work, taxes, and fees?
The estimated percentage difference between buying price and total cost in Edinburgh in 2026 is typically 3% to 8% on top of the purchase price for owner-occupiers.
If you buy a property around £200,000 ($270,000) in Edinburgh in 2026, you would typically pay approximately £10,000 to £18,000 ($13,000 to $24,000) in additional costs for Land and Buildings Transaction Tax above £145,000, legal and conveyancing fees, survey costs, and small move-in works. You would end up paying a total of roughly £210,000 to £218,000 ($283,000 to $294,000).
If you buy a property around £371,000 ($500,000) in Edinburgh in 2026, you would typically pay approximately £25,000 to £45,000 ($34,000 to $61,000) in additional costs for higher LBTT bands, legal and conveyancing fees, survey costs, and larger move-in renovation work. You would end up paying a total of roughly £396,000 to £416,000 ($534,000 to $561,000).
If you buy a property around £742,000 ($1,000,000) in Edinburgh in 2026, you would typically pay approximately £70,000 to £140,000 ($94,000 to $189,000) in additional costs for higher LBTT bands, professional fees, surveys, and significant renovation or upgrade work. You would end up paying a total of roughly £812,000 to £882,000 ($1,094,000 to $1,189,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Edinburgh.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Edinburgh
| Expense | Category | Estimated Cost Range |
|---|---|---|
| LBTT (main residence) | tax | Approximately 0% to 12% of the purchase price depending on progressive bands. Properties below £145,000 pay zero LBTT. The tax increases progressively for higher value properties with different rates applying to different slices of the price. This is calculated slice by slice based on Revenue Scotland residential property bands. |
| Additional Dwelling Supplement | tax | An additional 8% of the total purchase price if buying a second home or buy-to-let property in Edinburgh in 2026. For example, on a £500,000 property, this would add £40,000 ($54,000) to your costs. This is a significant expense for investors and should be factored into all calculations for additional properties. |
| Conveyancing and legal fees | fees | Typically £1,500 to £3,500 ($2,020 to $4,720) in Edinburgh in 2026. This covers the solicitor's work on title checks, searches, registration, and handling the transaction. More complex purchases or higher-value properties tend toward the upper end of this range. |
| Survey and valuation | fees | Approximately £400 to £1,200 ($540 to $1,620) in Edinburgh in 2026. The Home Report is required in Scotland and typically covers the basic survey, but buyers may commission additional specialist surveys for older properties or properties with specific concerns like structural issues or dampness. |
| Immediate move-in refresh | renovation | Roughly £2,000 to £15,000 ($2,700 to $20,200) in Edinburgh in 2026. This covers basic decorating, new flooring, minor repairs, and updating fixtures to make the property feel fresh and suited to your taste. The actual amount depends heavily on the property's condition and your standards. |
| Major renovation work | renovation | Approximately £20,000 to £80,000 ($27,000 to $108,000) or more in Edinburgh in 2026. This applies when you need to renovate kitchens, bathrooms, rewire the property, replace heating systems, or undertake structural repairs. Older Edinburgh tenements and period properties can require significant investment to bring them to modern standards. |
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Edinburgh in 2026 with different budgets?
With $100,000 (approximately £74,000) in Edinburgh in 2026, you are generally below the normal market floor for standard homes. You might find very small ownership shares, properties with severe condition issues, or non-standard titles, but a normal open-market home at this price point is unlikely in Edinburgh.
With $200,000 (approximately £148,000) in Edinburgh as of the first half of 2026, you could buy an existing studio or one-bedroom flat of about 25 to 35 square meters in outer Leith or Restalrig needing cosmetic refresh, an existing small one-bedroom flat of about 30 to 40 square meters in Gorgie in basic condition, or an existing studio in Sighthill or far west areas in an ex-local authority block.
With $300,000 (approximately £223,000) in Edinburgh as of the first half of 2026, you could buy an existing one-bedroom flat of about 40 to 50 square meters in Leith in decent condition, an existing two-bedroom flat of about 55 to 65 square meters in Gorgie or Dalry in an older tenement that is not fully modernized, or an existing one-bedroom in a nicer pocket near the Portobello edge in a smaller size.
With $500,000 (approximately £371,000) in Edinburgh as of the first half of 2026, you could buy an existing two-bedroom tenement flat of about 70 to 85 square meters in Marchmont in good condition, an existing two-bedroom modern flat of about 75 to 95 square meters in Trinity with parking and possibly a balcony, or a small terraced house of about 90 to 110 square meters in Corstorphine that is older but liveable.
With $1,000,000 (approximately £742,000) in Edinburgh as of the first half of 2026, you could buy a family house of about 140 to 180 square meters in Morningside in existing good condition, a large three-bedroom or four-bedroom flat of about 130 to 180 square meters in New Town in existing refurbished condition, or a detached home of about 180 to 240 square meters in Barnton or Cramond suitable for families.
With $2,000,000 (approximately £1,484,000) in Edinburgh as of the first half of 2026, you could buy a prime townhouse or large townhouse flat of about 200 to 300 square meters in New Town or West End with high-end finishes, a prime family house of about 250 to 350 square meters in The Grange as a period home with major upgrades, or an exceptional penthouse or top-of-market flat in Stockbridge or New Town with a large terrace and premium specifications.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Edinburgh.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Edinburgh, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Registers of Scotland - House price statistics | It's Scotland's official land register-based sales dataset published under the Code of Practice for Statistics. | We used it as the ground truth for actual selling prices in Edinburgh including median and mean values. We also used it to compute one-year and ten-year changes using consistent October data for clean comparisons. |
| ONS - Housing prices in Edinburgh | It's the UK's official house price index publisher with clearly labeled methods and revisions. | We used it to cross-check direction of price changes and differences by buyer type and property type. We used it as context for why some segments like detached homes versus flats move differently. |
| ONS - CPIH inflation index | It's an official inflation series used widely to compare real inflation-adjusted values over time. | We used it to convert nominal price changes into inflation-corrected real price changes. We specifically used October 2015, October 2024, and October 2025 CPIH values so comparisons match the Registers of Scotland data month. |
| Bank of England - Spot exchange rates | It's a central bank reference source for widely used foreign exchange rates. | We used it to convert GBP housing prices into USD and EUR using late December 2025 rates as a practical as-of January 2026 conversion convention. We state the rate date so readers can reproduce the numbers. |
| ESPC - House Price Report | It's a long-established Edinburgh-focused property portal publishing regular market reports with consistent methodology. | We used it for market behavior indicators like time to sell and competitiveness. We also used it to understand why properties often achieve slightly above Home Report valuation and why list versus close can look unusual in Scotland due to Offers Over and closing dates. |
| Revenue Scotland - LBTT residential guidance | It's the official Scottish tax authority for property transaction taxes and publishes the rules in force. | We used it to estimate buyer all-in costs beyond the headline price including taxes and fees. We used it to build practical examples of total cash needed at different purchase price levels. |
| Revenue Scotland - ADS change | It's the official Scottish tax authority for property transaction taxes and publishes the rules in force. | We used it to incorporate the Additional Dwelling Supplement rules where relevant. We used it to show how second home buyers face materially higher costs due to the 8% ADS charge. |
| Registers of Scotland - Property market report | It's Scotland's official land register authority providing comprehensive annual market analysis. | We used it to understand property type distributions showing flats as the highest-volume type in Scotland. We also used it to note that Edinburgh accounts for over half of Scotland's £1 million-plus sales. |
| Savills - Edinburgh market analysis | It's a leading international real estate advisory firm with deep Edinburgh market expertise. | We used it to understand that prime areas trade roughly 50% above city average. We used it to identify long-run demand drivers and structural supply constraints in prime Edinburgh neighborhoods like New Town, Stockbridge, and The Grange. |
| Typical Edinburgh market structure | It's based on our extensive research of Edinburgh's housing stock and neighborhood characteristics. | We combined official data with Edinburgh market structure knowledge to build realistic neighborhood price bands. We used it to identify value areas like Gorgie and Dalry versus prime areas like New Town and Stockbridge. |
| Scotland-wide decile proportions | It's derived from official Registers of Scotland data showing how prices distribute across the market. | We applied Scotland-wide 10th and 90th percentile proportions to Edinburgh's median to estimate the 80% price range. We used this approach to keep calculations transparent and avoid cherry-picking specific percentiles. |
| Professional fee surveys | It's based on standard market practice for legal, survey, and professional services in Edinburgh. | We estimated typical conveyancing fees, survey costs, and professional service charges based on current Edinburgh market rates. We used ranges to reflect variation by property value and transaction complexity. |
| Renovation cost benchmarks | It's based on typical costs for refurbishment work in Edinburgh properties. | We estimated move-in refresh costs and major renovation budgets based on Edinburgh construction and refurbishment pricing. We used ranges to reflect differences between cosmetic work and structural upgrades. |
| Property size assumptions | It's based on typical floor areas for different property types in Edinburgh's housing stock. | We assumed reasonable square meter values for typical properties to calculate price per square meter. We used 75 square meters for median calculations and 90 square meters for mean calculations to reflect Edinburgh's flat-heavy market. |
| New Town property characteristics | It's based on the neighborhood's well-documented Georgian architecture and prime status. | We described New Town as featuring gorgeous architecture, premium flats, and walkable central location. We used it to explain why this neighborhood commands some of Edinburgh's highest prices per square meter. |
| Stockbridge property characteristics | It's based on the neighborhood's distinctive village atmosphere and popularity with expats. | We described Stockbridge as having a village feel with independent shops and proximity to green space. We used it to explain its popularity with professionals and expat buyers seeking community atmosphere. |
| Leith property characteristics | It's based on the area's waterfront location and evolving gentrification. | We described Leith as offering restaurants, waterfront vibe, and relatively better value per square meter than the city center. We used it to show how the area provides entry points while still offering lifestyle appeal. |
| Gorgie and Dalry characteristics | It's based on these neighborhoods' position as more affordable outer areas. | We described Gorgie and Dalry as entry-level neighborhoods with properties needing cosmetic work. We used it to show realistic access points for first-time buyers and value-focused investors. |
| Marchmont property characteristics | It's based on the neighborhood's proximity to the university and popularity with students. | We described Marchmont as popular with students and young professionals in good-quality tenement flats. We used it to explain mid-market pricing for well-located but not prime properties. |
| Morningside property characteristics | It's based on the neighborhood's reputation for family homes and good schools. | We described Morningside as a family-focused neighborhood with strong school catchments. We used it to explain premium pricing for family houses driven by school demand. |
| The Grange property characteristics | It's based on the neighborhood's status as one of Edinburgh's most exclusive residential areas. | We described The Grange as featuring large period family homes in a prime location. We used it to show top-end family house pricing similar to New Town but with different property types. |
| Currency conversion timing | It's based on using Bank of England rates from December 23, 2025 as a January 2026 proxy. | We applied consistent exchange rates across all GBP to USD and EUR conversions. We noted the conversion date so readers understand the snapshot timing and can recalculate if exchange rates move. |
| Market mix estimation | It's based on Edinburgh's well-documented dominance of flats in the housing stock. | We estimated 60% flats, 25% terraced and semi-detached, 10% detached, and 5% new-builds. We used this to explain why flat pricing patterns dominate Edinburgh market analysis. |
Get the full checklist for your due diligence in Edinburgh
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts